Very helpful and I will be deep in study as you read my reply!

If as I suspect you have not included all expenses the property is likely deep into negative cash flow and you would be miles ahead to sell and take advantage of the opportunity value of cash.If you could pull out the equity and still cash flow (unlikely) it may be worth keeping otherwise it is a loser.

Well sealing,  just to let you know depending on how deep is how much.. recent bid was 2000 to seal and 800 to remove the large holding tank..I using one of the companies listed above for the work. 

Here you leverage experts that already know what markets to be in, where the best deals are, structure the best deals and have an experienced team....ride it to profits if you don't have time or the inclination to learn at a deep level.   

Give yourself breathing room.

Breath....

I'm not quite sure how deep the process should be before it would be intelligent to make an offer.

This is obviously an extremely deep topic, and not one that can even begin to be addressed by a forum post, as it will be exceedingly specific to each individual.

I hope you have an agent who knows what he's doing and understands investment properties (agents who are not investors generally don't have a deep level of understanding of the dynamics involved - in a competitive market that's all the difference).

I am a very fast learner everything I do i learn it myself, I have a smart business way of thinking, Example when I see signs & advertisements I dont see the ad liek most people I see the colors they used, the placement, & design then think about why they did it that way and what I would of done, I seem to do a deep thinking on everything around me like that.